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Mexico · MXN

Real estatein Mexico

Mexico closes before a notario público and records the deed in the Registro Público de la Propiedad. Acquisition tax (ISAI) ranges from 2–5% by municipality, and a fideicomiso (bank trust) is required for coastal and border-zone properties. sivrce opens with Mexico City, Guadalajara, Monterrey, Cancún and Playa del Carmen.

Registry path
Title checked
3D map
2–4.5%acquisition tax by state
50 kmcoastal restricted zone for foreigners
Fideicomisothe bank trust for the zone
Notarioa public lawyer certifying title
What a purchase really costs

$5,000,000 home in Mexico

Acquisition tax (2–4.5% by state) (3%)
$150,000
Notario fees (≈1%)
$50,000
Fideicomiso setup in the restricted zone
$25,000
Cash needed at closing
$5,225,000

≈ +4.5% over the price. Acquisition tax runs ~2–4.5% by state (CDMX tops at 4.5% scaled, with 2025 relief debates ongoing). The restricted zone — 50km of coast, 100km of border — closes direct foreign ownership of land; the fideicomiso (50-year renewable bank trust) is the lawful path, costing setup plus annual bank fees. The notario is a public lawyer, not a scrivener: they certify title.

Rentals run on rules

The rent side, in three lines

  • Deposits run one month, held against the lease.
  • Standard leases are 12 months, renewable.
  • Cancún and Playa del Carmen rent off tourism in dollars; the capital leases in pesos.

CDMX and Monterrey price off the corporate economy; the Riviera Maya is a dollar market with a bank-trust structure.

Coastal and border-zone property requires a fideicomiso: a bank trust that gives the foreign buyer beneficial ownership for 50-year renewable terms. The trust fee is modest (roughly $500–1,000/year) but it is a permanent cost.

ISAI rates vary by municipality: Mexico City charges 2–3% on a sliding scale; Cancún and Riviera Maya municipalities apply 2.5%. The notario's fee is regulated and typically 1–2%.

sivrce.com/mx is the canonical Mexico URL. Listings publish only when verified.

FAQ

Do I need a fideicomiso?
Yes, if the property is in a coastal or border zone (the restricted zone). Inland property can be held directly, but many foreign buyers use a fideicomiso everywhere for simplicity.
Can a foreigner own outright in Mexico?
Inland, yes — direct ownership. In the restricted zone (100km from the coast, 50km from a border), a fideicomiso bank trust is required.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: MXN.